The Appeals Board Process Overview is a five-page guide from the City of Dallas Development Services Department that explains how to appeal a Building Inspection decision to the Board of Appeals. It is one of the resources behind a Dallas permit: it covers the 15-calendar-day filing limit, the papers to bring, the in-person filing appointment, the fee, the briefs and the monthly hearing. On this page you can fill out the form online on FillingPDF and download or print the completed PDF; the document itself is published by the City of Dallas at the official link.
Last updated
What is Appeals Board Process Overview – Dallas, TX?
The Appeals Board Process Overview is the Development Services Department's step-by-step description of how the Dallas Board of Appeals reviews appeals of Building Inspection determinations, from the filing deadline through the Board's vote at a public hearing.
The Board of Appeals is a quasi-judicial body that provides a final administrative review for appeals about the granting, denial, suspension or revocation of permits, licenses and other entitlements issued by the Building Inspection Division. The overview calls it the last step in the City's construction codes permit issuance process. After a public hearing, the Board votes to uphold the departmental determination, impose conditions on it, or overrule it.
The rules come from Chapter 52, "Administrative Procedures for the Construction Codes," of the Dallas City Code. Chapter 52 allows sixteen Board members, appointed for two-year terms by a City Council person.
The overview also states what the Board does not do. It has no authority over amendments to the Development Code or zoning issues, which the Board of Adjustment handles. Variances and other determinations by the Zoning Administrator, and decisions and authorizations of the Planning Commission, are not included.
Who needs to file Appeals Board Process Overview – Dallas, TX?
The main users are people who want to challenge a Building Inspection Division decision: appellants, permit holders, and project sponsors whose permit application was denied. The Board hears appeals involving the granting, denial, suspension or revocation of permits, licenses and other entitlements by that Division.
- Appellants: you may file in person yourself or send an agent. The agent does not have to be a lawyer or other professional and can be a friend, relative or another person you choose.
- Project sponsors with denials: for Certificate of Occupancy, Building Permit and Alternate Means and Method denials, you may not appeal until the Building Inspection Division issues a Letter or Notice of Disapproval.
- Other parties and the public: respondents, other parties and members of the public may submit written materials to the Board and may speak at the hearing.
Do not use this process for variances or other determinations by the Zoning Administrator, for decisions of the Planning Commission, or for Development Code amendments and zoning issues; the Board of Adjustment handles zoning matters.
When to file Appeals Board Process Overview – Dallas, TX
An appeal must be filed within 15 calendar days from the date of issuance of the underlying departmental decision, as set by Section 208.1 of Chapter 52 of the Dallas City Code. The overview says these limits are strictly enforced.
The count begins the day after the departmental action became effective. For example, if a building permit is issued on the 3rd day of the month, the last day to appeal is the 18th. If the last calendar day falls on a weekend or City holiday, the last day to file is the next business day.
For permit and Alternate Means and Method denials, the 15 days run from the date of the Notice of Disapproval, and you cannot file before that notice is issued.
After filing, the Board meets on the third Tuesday of each month at 11:30 a.m., subject to scheduled submissions. Staff set the briefing schedule and hearing date when you file.
Documents you need
- A copy of the departmental action being appealed, submitted to the Board office; for an appeal of building permit issuance, a copy of the building permit, front and back.
- For a Certificate of Occupancy or Building Permit denial: a copy of the denied building permit application, with the notation by Planning Staff on the back.
- For a Certificate of Occupancy or Building Permit denial: a copy of the Notice of Disapproval issued by the Building Inspection Division (BID).
- For an Alternate Means and Method denial: a copy of the denied building permit application, with the notation by Planning Staff on the back.
- For an Alternate Means and Method denial: a copy of the Notice of Disapproval issued by BID.
- A brief written statement of the reasons for the appeal, no more than one double-spaced page, provided at the meeting with Board staff.
- Briefs with exhibits, if you submit one: an original and eighteen (18) copies, no more than twelve (12) pages, double-spaced.
How to fill out Appeals Board Process Overview – Dallas, TX
Confirm the Board can hear it
The Board hears appeals of Building Inspection Division decisions to grant, deny, suspend or revoke permits, licenses and other entitlements. Zoning Administrator decisions, Planning Commission decisions and zoning issues are outside its jurisdiction.
Count your 15 calendar days
Start counting the day after the departmental action became effective, or from the date of the Notice of Disapproval for denials. If day 15 is a weekend or City holiday, the last day is the next business day.
Gather the departmental paperwork
Copy the action being appealed, such as the building permit front and back. For denials, also copy the denied application with the Planning Staff notation on the back and the Notice of Disapproval.
Call for an appointment
Call 214-948-4347 to set an appointment, Mondays through Fridays from 8:00 a.m. to 4:30 p.m. You or your agent must file in person.
Complete the preliminary statement
With Board staff, give a written statement of your reasons, no more than one double-spaced page. The reasons are not binding, and staff then set the briefing schedule and hearing date.
Pay the filing fee
Pay at the time of filing by cash or check made payable to Building Inspection, City of Dallas. The fee is non-refundable, even if you withdraw before the hearing.
Prepare and deliver your brief
An appellant's brief is due no later than three Thursdays before the hearing; other parties' briefs, one Thursday before. Limit it to twelve pages, double-spaced, 12-point minimum if typed, and deliver an original and eighteen copies by 4:30 p.m.
Prepare for the hearing
The Board meets on the third Tuesday of each month at 11:30 a.m. at the Oak Cliff Municipal Center, 320 E Jefferson Blvd. The appellant speaks first; the Board recommends observing a meeting beforehand.
Review and download the PDF
Check the deadline, documents and appointment details against the overview, then download or print the completed PDF from FillingPDF and keep it with your appeal papers.
How to submit Appeals Board Process Overview – Dallas, TX
Appeals are filed in person at the Board office by the appellant or the appellant's agent; the overview names no mail or online filing channel.
- Appointment: the Board asks that you call 214-948-4347 to make an appointment, available Mondays through Fridays from 8:00 a.m. to 4:30 p.m.
- At the meeting: bring a copy of the departmental action being appealed, then give Board staff a written preliminary statement of no more than one double-spaced page. No exhibits are accepted at this time.
- Fee: a fee is due when the appeal is filed, set by Section 303.5.18 of Chapter 52. It is non-refundable and may be paid by cash or check, with checks payable to Building Inspection, City of Dallas. Ask the Board Secretary for the current amount.
- Briefs: deliver an original and eighteen (18) copies, with exhibits, to the Board office by 4:30 p.m. on or before the due date, and give additional copies to the other parties the same day.
The overview is headed Development Services Department, 320 E Jefferson Blvd, Dallas TX 75203, (214) 948-4480. FillingPDF lets you fill out and download the PDF; submission follows the channels above.
Common mistakes to avoid
- Filing after the 15 calendar days; the overview says the time limits are strictly enforced.
- Counting the 15 days from the wrong date; the period begins the day after the departmental action became effective.
- Trying to appeal a permit denial before the Building Inspection Division has issued the Letter or Notice of Disapproval.
- Submitting only the Notice of Disapproval without the denied permit application showing the Planning Staff notation on the back.
- Copying only the front of a building permit when its issuance is being appealed; the front and back are required.
- Writing a preliminary statement longer than one double-spaced page or bringing exhibits to the filing meeting; no exhibits are allowed then.
- Delivering a brief late or longer than twelve (12) pages; late or overlong submittals are rejected unless the Board gave permission.
- Delivering fewer than an original and eighteen (18) copies of a brief, or after 4:30 p.m. on the due date.
- Bringing a zoning, variance or Planning Commission matter to the Board of Appeals instead of the proper body.
Frequently asked questions
What is the Dallas Appeals Board Process Overview?
It is a five-page guide from the City of Dallas Development Services Department explaining how to appeal Building Inspection decisions to the Board of Appeals. It covers deadlines, documents, the filing appointment, the fee, briefs and the hearing.
How long do I have to appeal a Dallas building permit decision?
15 calendar days from the date of issuance of the departmental decision, under Section 208.1 of Chapter 52 of the Dallas City Code. The count starts the next day, and a weekend or City holiday deadline moves to the next business day.
Can I file a Dallas permit appeal online or by mail?
The overview says appeals must be filed in person by the appellant or the appellant's agent. It names no online or mail option. The Board asks you to call 214-948-4347 to make an appointment, Monday through Friday, 8:00 a.m. to 4:30 p.m.
Can someone else file my appeal for me?
Yes. The appellant's agent may file in person, and the agent does not have to be a lawyer or other professional. A friend, relative or another person you choose can act as your agent.
Is there a fee to appeal to the Dallas Board of Appeals?
Yes. A fee is due when the appeal is filed, set by Section 303.5.18 of Chapter 52. It is non-refundable whether or not the appeal succeeds or is withdrawn, and is paid by cash or check to Building Inspection, City of Dallas. Ask the Board Secretary for the amount.
When does the Board of Appeals hold hearings?
On the third Tuesday of each month at 11:30 a.m., subject to scheduled submissions, at the Oak Cliff Municipal Center, 320 E Jefferson Blvd, Dallas TX 75203. Meetings are open to the public and can be streamed.
What does the Board of Appeals not handle?
It cannot amend the Development Code or decide zoning issues; the Board of Adjustment handles those. Zoning Administrator variances and determinations, and Planning Commission decisions, are also not included.
Can I fill out the Appeals Board Process Overview on FillingPDF?
You can fill out the PDF online on FillingPDF and download or print it. FillingPDF is an independent service, not the City of Dallas, and does not file appeals; you file in person with the Board office as described.
Ready to fill out Appeals Board Process Overview – Dallas, TX?
Fill out Appeals Board Process Overview – Dallas, TX now